Property Overview: 10 Blue Oaks Cove

Key Characteristics & Appeal

This is a spacious, modern bungalow in Winnipeg's Assiniboia Downs neighbourhood, built in 2012. Its defining feature is an exceptionally large, private lot of over 18,700 square feet—a rarity that places it in the top 2% of all properties in Winnipeg for land size. The home itself offers nearly 2,000 square feet of living space, a renovated basement, and an attached garage.

The primary appeal lies in its unique balance of a contemporary, low-maintenance home with the generous, park-like grounds more commonly found with older properties. It suits buyers looking for single-level living without compromising on outdoor space for gardening, recreation, or future additions. The lot offers a blank canvas and a tremendous sense of privacy. The home’s recent sale history and assessed value rank it consistently in the top tier of its immediate area, suggesting it is a well-regarded property within its market.

It would be an ideal fit for downsizers or empty-nesters who want a modern layout but refuse to sacrifice yard space, or for families who value room for children and pets to play over having a multi-storey home. The strong rankings for both its newness and lot size indicate a property that offers the best of both worlds: modern comforts on a legacy-sized parcel.

Frequently Asked Questions

1. How does such a large lot affect maintenance and costs?
While offering great privacy and potential, a lot of this size requires more time or investment for landscaping, lawn care, and snow clearing compared to a standard suburban lot. It’s a trade-off for the space, and buyers should budget accordingly.

2. The assessed value seems low compared to the last sale price. Why?
Manitoba’s property assessments are for municipal tax purposes and are not intended to reflect current market value. The consistent ranking of this assessment in the top 1% in Winnipeg indicates the property is considered high-value by the assessor relative to others, even if the dollar figure appears disconnected from recent sale prices.

3. What is the neighbourhood character like?
Being on a quiet cove with similarly large lots, the immediate area likely has a settled, established feel. The high rankings for lot size and value within the street suggest a uniform standard of properties, offering stability and a specific character distinct from newer, more densely packed subdivisions.

4. Is the renovated basement a legal suite?
The provided details state the basement is renovated but do not specify if it is a legal secondary suite. This is a crucial point to verify with the listing agent or city records, as it impacts value, insurance, and potential rental income.

5. What might explain the significant price increase between the 2020 sale and the current listing?
While general market appreciation is a factor, the combination of a uniquely large lot and a modern, renovated home in a high-demand configuration (bungalow) likely drives a premium. This property occupies a niche that has become increasingly desirable, potentially accelerating its value growth beyond area averages.